San Francisco · Castro/Upper Market · Block/lot 2717/033 · San Francisco
Since October 2024 within ½ mile: 23 homes completed, 20 permitted, 9 proposed or in review.
33 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
1,257 permits within ½ mile since October 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
$1,674,000
Benchmark range: $1,423,000 – $1,925,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with San Francisco's planning department before relying on it.
Sources: San Francisco Planning, Zoning Map – Zoning Districts (retrieved Oct 29, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of RH-2 as two-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 10.6 yr (first record Mar 30, 2016), with no completion or new permit record in 6.2 yr. · 1 unit · $250,000 declared valuation
In "Applied" for 3.3 yr (since Jun 23, 2023), with no new permit record in 3.3 yr. · 3 units · $1,250,000 declared valuation
In "Applied" for 3.3 yr (since Jun 30, 2023), with no new permit record in 3.3 yr. · 1 unit · $150,000 declared valuation
Permit issued and active for 9.6 yr (first record Mar 21, 2017), with no completion or new permit record in 3.1 yr. · 5 units · $532,368 declared valuation
In "Entitled" for 3.1 yr (since Sep 28, 2023), with no new permit record in 3.1 yr. · 1 unit
In "Entitled" for 2.8 yr (since Jan 8, 2024), with no new permit record in 2.8 yr. · 2 units
Nearby windows / doors / siding (60 Mountain Spring Av): Status changed from suspend to cancelled
Record 202104279410 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (286 Eureka St): Status changed from suspend to reinstated
Record 202507301919 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (375 Diamond St): Status changed from suspend to cancelled
Record 201706149325 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (4188 20th St): Status changed from issued to complete
Record 202602065443 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4404 18th St): Declared valuation changed from 200000 to 225000
Record 202603107318 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (3922 21st St): Status changed from issued to complete
Record 202606183538 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (308 Upper Tr): Declared valuation changed from 0 to 15000
Record 202609168236 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (308 Upper Tr): Description text was updated
Record 202609168236 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (46 Saint Germain Av): Status changed from filed to issued
Record S20260924749 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (46 Saint Germain Av): Issued date changed from (blank) to 2026-10-27
Record S20260924749 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (108 Hoffman Av): First appeared in published agency feed
Record S20261027778 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (548 Castro St): First appeared in published agency feed
Record 202610279943 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3062 Market St): First appeared in published agency feed
Record 202610279970 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (172 Eureka St): First appeared in published agency feed
Record 202610279975 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (365 Corbett Av): First appeared in published agency feed
Record 202610280018 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full San Francisco development graph →Active in "Issued" for 10.6 yr (first record Mar 30, 2016) with no new permit activity recorded in 6.2 yr.
Active in "Applied" for 3.3 yr (first record Jun 23, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (3 housing units, $1,250,000 declared valuation across 2 permits).
Active in "Issued" for 3.7 yr (first record Feb 16, 2023) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,195,000 declared valuation across 1 permit).
Active in "Issued" for 5.5 yr (first record May 6, 2021) with no new permit activity recorded in 2.6 yr. High-impact scale (3 housing units, $2,100,000 declared valuation across 1 permit).
Active in "Issued" for 9.6 yr (first record Mar 21, 2017) with no new permit activity recorded in 3.1 yr. High-impact scale (5 housing units, $532,368 declared valuation across 2 permits).
Active in "Issued" for 2.3 yr (first record Jul 18, 2024) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,400,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,609 parcels
+15.9% YoY
City baseline: 91.1 / 1k
557 in trailing 24m
Includes 15 ADUs
HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($16,750/yr) + local voter-approved bond debt ($3,015/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$90,395/yr
Cash needed: $368,500
NOI: $11,242/yr
P&I: $8,470/mo
For $0/mo net cash flow
At $3,600/mo rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,312/mo | −$7,947/mo | -25.9% | $14,404/mo | −$7,954/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,533/mo | -24.5% | $13,332/mo | −$7,336/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.2%/yr rent growth (capped by local ordinance ceiling of 4.2%/yr) | $3,816/mo | −$7,295/mo | -23.8% | $13,023/mo | −$6,907/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In San Francisco: San Francisco Rent Ordinance (Admin. Code Ch. 37) — annual allowable increase is 60% of Bay Area CPI (capped at 7%) for covered pre-June 1979 buildings. Official program rules ↗
Issued1 unitsMar 30, 2016 – Aug 4, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
bsmt/lower level unit a - sffc sec 1103.7.6.1 as-built to 202109108124. add 1 pull station & 4 low freq horns in lower unit a, which was not available previously.
repair (e) wood decks & balconies at rear of property, in-kind, due to dryrot, less than 50%
fire alarm system upgrade like for like. replacement with radio for system monitoring, notification in common areas with dull stations added to each floor & low frequency sounders installed in each sleeping room. nonsprinilled build.
legalizing of (e) unit per ordinance no. 43-14
mandatory soft story retrofit per sfebc chapter 4d, 2016 cebc app a4.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 29, 2026 · Filed, issued, and status dates come from the Department of Building Inspection, which dates each status change.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2020 | —(201603303525) | 5+ · Renter | — | 1 (Aug 4, 2020) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From San Francisco's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026
607 CORBETT AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2717/033. Assessed value is not market value.
Search by block/lot 2717/033 (SF Treasurer & Tax Collector)
Search building permits, complaints, and inspections by address or block/lot
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.